135 Darian Dr · Albany, GA 31763

$245,000

3 bd · 2.0 ba · 1,534 sqft · SingleFamily public records · 1 Days on market

Built 1992 1.23 ac lot

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Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +12.9/30.0
• ARV discount +7.5/15.0
• DSCR +3.9/10.0
• Schools +3.9/10.0
• Rent growth +3.1/5.0
• Livability +3.0/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

New Listing in Lee County! Prepare to be impressed by 135 Darian, a spectacular, immaculate home that perfectly combines timeless Southern charm with massive, modern lifestyle upgrades. From the moment you pull up, the incredible curb appeal catches your eye—highlighted by gorgeous, professionally designed flower beds with a built-in sprinkler system to keep your landscaping effortless and pristine. Step inside to an airy, open-concept floor plan designed for effortless everyday living and entertaining. The expansive great room boasts rich wood flooring, updated lighting, a cozy fireplace, and an elegant neutral palette that flows seamlessly into the formal dining room. The kitchen is

Key facts

• Expansive great room
• Cozy fireplace
• Rustic barn door

Tags

• BUILT-IN SPRINKLER SYSTEM
• OPEN-CONCEPT FLOOR PLAN
• EXPANSIVE GREAT ROOM
• COZY FIREPLACE
• SUNLIT BREAKFAST NOOK
• RUSTIC BARN DOOR

Property features AI

Exterior

• Utilities: Private well water; Septic tank sewer
• Home design: Single-story detached single family home; Residential property
• Construction: Stucco construction; Slab foundation
• Exterior features: Covered patio/porch; Screened patio/porch; Chain link fencing; Workshop

Interior

• Kitchen: Cooktop; Electric cooktop; Electric oven; Dishwasher; Refrigerator
• Flooring: Carpet; Ceramic tile; Hardwood
• Bathrooms: 2 full bathrooms
• Interior features: Fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-18 ($-210/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (20.7% below list).
• Recommended offer: $194k (20.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.7% in Albany — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 60/100 on livability (#371 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, health & safety B+; Watch: schools F, crime F, amenities F.
• Lee County (rural): math 44% / reading 45% proficiency, ranked #21 of 174 in GA (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.2%/yr); 203 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 133 units permitted in Lee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Lee County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $180k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 96% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $194,387 (20.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.79% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.31%
• DSCR: 0.99
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $159,536
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Conoly St	0.53mi	3/2.0	1,500 (-2%)	8mo	$234,000	$156	65
112 Tall Pines Dr	0.63mi	3/2.0	1,450 (-6%)	14mo	$130,000	$90	50
111 Helen St	0.72mi	3/2.0	1,440 (-6%)	13mo	$67,000	$47	45
258 Stocks Dairy Rd	0.73mi	3/2.0	1,758 (+15%)	19mo	$182,000	$104	26

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.22% rent growth · sell at horizon

5-year hold

• IRR: -17.6%
• Equity multiple: 0.38×
• Total profit: $-42,387
• Equity at exit: $36,530

10-year hold

• IRR: -11.2%
• Equity multiple: 0.35×
• Total profit: $-44,692
• Equity at exit: $21,183

Cash invested: $68,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Georgia: 90 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

Magistrate court evictions in 10-30 days; no rent control; preempted; few tenant protections.

Methodology + full state rankings →

ZIP-level market 31763

• Home prices YoY: -15.9%
• Rents YoY: 2.2%
• Active inventory: 203
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,944 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$166 /mo · $1,995/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $-18

Break-even live

Break-even rent $1,966

Max offer price $241,905

Occupancy floor 96%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 Tall Pines Dr Leesburg, GA	4.0	2.0	1987	$1,995	$1.00	43d	1	0.58mi
160 Woodstone Cir Albany, GA	3.0	2.0	1469	$1,600	$1.09	21d	1	0.99mi

Listing history 4 events

1. 2026-05-29
   status Pending
2. 2026-05-28
   listed $245,000 Active
3. 2021-07-02
   soldstatus $179,900
4. 2008-10-14
   soldstatus $124,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast GA · Resets to sale price

• Current annual tax: $1,995 · $166/mo
• Projected year-2 tax: $2,254 · $188/mo
• Expected delta: +$259/yr (+$22/mo · 13.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 96% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,326
• − Mortgage interest: −$13,724
• − Property taxes: −$1,995
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,866
• − Management: −$1,866
• − Depreciation: −$7,127
• Taxable loss: −$4,477
• Est. tax savings @ 24.0%: +$1,075
• After-tax cash flow: $864/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Lee County
• NCES district ID: 1303270
• Math proficiency: 44% ▼ -12.00%
• Reading proficiency: 45% ▼ -10.00%
• Median HH income: $60,449
• Composite: 39.23/100
• National rank: #4009
• State rank: #21 of 174 in GA

Livability — Albany

• Score: 60/100
• State rank: #371
• US rank: #18903

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A- Health & safety B+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lee County · 29,271 people
• City population: 89,040
• Metro: Albany, GA
• Population (ZIP): 29,271
• Household income: $88,312
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 700.0

Population outlook (Lee County) Hauer SSP2

• Today (2025): 31,140 people
• By 2030: 31,753 · +2.0%
• By 2040: 32,710 · +5.0%
• By 2050: 33,476 · +7.5%
• By 2075: 35,113 · +12.8%
• By 2100: 34,821 · +11.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Black 24% Two or more races 6% Hispanic / Latino 3% Asian 2%
• Common ancestry: Slovak 2% Italian 2% Serbian 2%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 2% Korean 1% Other Indo-European 1%

Political lean MEDSL · Lee

• 2024 margin: Solid R (+43.5) · D 28.0% · R 71.6%
• 2008→2024 swing: +8.6pp toward D · 2008: -52.1pp · 2024: -43.5pp
• All cycles: 2024: R+43.5 2020: R+44.6 2016: R+53.0 2012: R+52.4 2008: R+52.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -35.33%
• Current HPI: 187.3672
• Rent YoY: ▲ 2.22%
• Metro: Albany, GA
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

Industry mix (Fortune 500 HQ in GA)

Industry	F500 HQs	Revenue
▸Paper / Packaging	2	$29B
▸Retail	1	$160B
▸Transportation / Logistics	1	$91B
▸Airlines	1	$62B
▸Consumer Goods	1	$47B
▸Utilities	1	$25B

Price history

+96.2% since first listed

4 events — show timeline

• 2026-05-29 Pending — SWGABOR
• 2026-05-28 Listed $245,000 SWGABOR
• 2021-07-02 Sold (Public Records) $179,900 Public Records
• 2008-10-14 Sold (Public Records) $124,900 Public Records

Property tax history

+4.4%/yr

Latest (2025): $1,995 · +18.3% YoY. Source: county tax records.